| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 49th | Fair |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10655 Sherman Grove Ave, Sunland, CA, 91040, US |
| Region / Metro | Sunland |
| Year of Construction | 1978 |
| Units | 20 |
| Transaction Date | 1998-02-18 |
| Transaction Price | $575,000 |
| Buyer | HOME SVGS OF AMERICA FSB |
| Seller | FOSS RONALD P |
10655 Sherman Grove Ave, Sunland Multifamily Investment
Renter demand is supported by a high neighborhood share of renter-occupied housing and steady occupancy, according to WDSuite’s CRE market data. This positioning favors durable cash flow for a 20-unit asset in an inner-suburban Los Angeles location.
Located in Sunland within the Los Angeles metro, the property sits in an Inner Suburb neighborhood rated B that is above the national median on several housing and amenity measures, per commercial real estate analysis from WDSuite. Neighborhood rent levels trend above national medians while occupancy is solid, suggesting a stable leasing backdrop rather than a lease-up story.
Livability drivers skew toward daily-needs convenience: neighborhood access to grocery stores, pharmacies, and parks ranks in the upper deciles nationally, while cafes and childcare are comparatively limited. For investors, that mix typically supports retention for workforce renters who prioritize essentials over lifestyle retail, with fewer nearby third places potentially reducing premium amenity pricing power.
Tenure patterns indicate depth in the renter base: the neighborhood shows a high share of renter-occupied units, which supports leasing velocity and renewals for multifamily. Elevated area home values relative to national norms signal a high-cost ownership market, which tends to sustain reliance on multifamily housing and can bolster pricing power when paired with prudent lease management.
Demographic statistics aggregated within a 3-mile radius point to gradual population growth in recent years and additional expansion projected through 2028, alongside a larger household base and a modest downshift in average household size. These dynamics generally expand the pool of prospective renters and support occupancy stability over a medium-term hold.
Vintage matters: the asset’s 1978 construction is newer than the neighborhood’s average vintage from the 1960s, offering a relative competitive edge versus older stock while still leaving room for targeted system upgrades and value-add renovations to meet current renter expectations.
Safety indicators are competitive among Los Angeles neighborhoods and land in the top quartile nationally, based on WDSuite’s normalized crime benchmarks. Recent year-over-year trends show notable declines in both violent and property offense estimates, which, if sustained, can reinforce renter confidence and retention; however, investors should underwrite to submarket-level variability rather than block-level assumptions.
Nearby employers span media, communications, and consumer products, supporting a diverse white-collar and creative workforce that benefits multifamily demand through commute convenience. This includes Charter Communications, Disney, Radio Disney, Avery Dennison, and Live Nation Entertainment.
- Charter Communications — telecommunications (4.6 miles)
- Disney — entertainment studios (7.3 miles) — HQ
- Radio Disney — media (7.7 miles)
- Avery Dennison — materials & packaging (8.2 miles) — HQ
- Live Nation Entertainment — live entertainment (13.8 miles) — HQ
This 20-unit asset in Sunland benefits from a renter-driven neighborhood with steady occupancy and rents that sit above national medians. Elevated ownership costs in the area reinforce reliance on rental housing, while strong daily-needs access (groceries, pharmacies, parks) supports retention for workforce households. According to CRE market data from WDSuite, crime metrics are competitive locally and in the top quartile nationally, adding to location fundamentals.
Built in 1978, the property is newer than much of the surrounding 1960s-era stock, offering relative competitiveness and value-add potential via selective system upgrades and interior modernization. Demographic trends within a 3-mile radius point to incremental population growth and an expanding household base, which can broaden the tenant pool over a medium-term hold. Key risks include thinner lifestyle amenity density and the need to calibrate renovations to income levels to preserve lease-up and renewal velocity.
- Renter-heavy neighborhood supports demand and renewals, with steady occupancy
- Above-national rent positioning and high-cost ownership market bolster pricing power
- 1978 vintage offers competitive edge versus older stock with clear value-add levers
- Daily-needs access (grocery, pharmacy, parks) supports resident retention
- Risk: sparser lifestyle amenities and renovation scope must balance against rent-to-income